River Modern
River Modern is a 99-year lease (98 yrs left) apartment development in District 09 (Orchard / River Valley). It has 431 recorded private transactions. Latest sale: $2,852,000 (Sep 2026, 74 sqm, floors 36-40). Median $3,231/sqft. 98 years lease remaining.
Where River Modern ranks in District 09
All 155 projects ›Median psf over time
Estimate a unit at River Modern
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.12% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $2,984 | 51 |
| 06-10 | $3,082 | 65 |
| 11-15 | $3,144 | 65 |
| 16-20 | $3,210 | 65 |
| 21-25 | $3,296 | 65 |
| 26-30 | $3,404 | 62 |
| 31-35 | $3,546 | 48 |
| 36-40 | $3,648 | 10 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | 36-40 | New Sale | 74 sqm | $2,852,000 | $3,581 |
| Aug 2026 | 26-30 | New Sale | 170 sqm | $6,842,000 | $3,739 |
| Aug 2026 | 26-30 | New Sale | 60 sqm | $2,197,000 | $3,402 |
| Jul 2026 | 31-35 | New Sale | 84 sqm | $3,355,000 | $3,711 |
| Jul 2026 | 31-35 | New Sale | 84 sqm | $3,327,000 | $3,680 |
| Jul 2026 | 31-35 | New Sale | 74 sqm | $2,837,000 | $3,562 |
| Jul 2026 | 31-35 | New Sale | 74 sqm | $2,822,000 | $3,543 |
| Jun 2026 | 01-05 | New Sale | 170 sqm | $6,180,000 | $3,377 |
| May 2026 | 36-40 | New Sale | 50 sqm | $1,921,000 | $3,569 |
| May 2026 | 01-05 | New Sale | 170 sqm | $6,147,000 | $3,359 |
| Apr 2026 | 26-30 | New Sale | 170 sqm | $6,611,000 | $3,613 |
| Apr 2026 | 06-10 | New Sale | 170 sqm | $6,313,000 | $3,450 |
| Apr 2026 | 06-10 | New Sale | 103 sqm | $3,729,000 | $3,363 |
| Apr 2026 | 21-25 | New Sale | 170 sqm | $6,583,000 | $3,598 |
| Apr 2026 | 31-35 | New Sale | 103 sqm | $4,251,000 | $3,834 |
| Apr 2026 | 01-05 | New Sale | 170 sqm | $6,096,000 | $3,331 |
| Apr 2026 | 06-10 | New Sale | 170 sqm | $5,967,000 | $3,261 |
| Apr 2026 | 31-35 | New Sale | 170 sqm | $6,897,000 | $3,769 |
| Apr 2026 | 21-25 | New Sale | 50 sqm | $1,795,000 | $3,335 |
| Apr 2026 | 01-05 | New Sale | 60 sqm | $1,993,000 | $3,086 |
| Apr 2026 | 11-15 | New Sale | 50 sqm | $1,686,000 | $3,133 |
| Mar 2026 | 16-20 | New Sale | 64 sqm | $2,240,000 | $3,252 |
| Mar 2026 | 31-35 | New Sale | 102 sqm | $3,944,000 | $3,592 |
| Mar 2026 | 36-40 | New Sale | 77 sqm | $2,901,000 | $3,500 |
| Mar 2026 | 01-05 | New Sale | 102 sqm | $3,431,000 | $3,125 |
River Modern is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to River Modern, with their median resale psf. Useful for comparing what River Modern costs per square foot against nearby developments.
About River Modern
River Modern sits near the top of District 09 (Orchard / River Valley) on price, its $3,231 psf median dearer than roughly 95% of projects in the district. It has a busy transaction history, with 431 sales between 2026-03 and 2026-09, ranging from $1,548,000 to $6,897,000. The most recent transaction was a 74 sqm unit (floors 36-40) at $2,852,000 in Sep 2026, and the median is $3,231 psf. Floor level matters here: units on the higher 36-40 band have traded around 22% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 98 years remaining is 0.9657, an annual lease decay of about 0.12%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at River Modern cost?
The most recent transaction at River Modern was $2,852,000 for a 74 sqm unit in 2026-09. The median price is $3,231 per square foot across 431 transactions, ranging from $1,548,000 to $6,897,000. Data sourced from URA.
Is River Modern freehold or leasehold?
River Modern is on a 99-year lease commencing in 2025, with approximately 98 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.12%.
What is the price per square foot (psf) at River Modern?
The median price at River Modern is $3,231 psf, with transactions ranging from $2,876 to $3,834 psf. This is based on 431 URA-recorded transactions in District 09.